2814 62nd St W · Lehigh Acres, FL 33971

$289,999

4 bd · 2.0 ba · 1,499 sqft · Land · 76 Days on market

Built 2026 0.25 ac lot

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is a 4 bed 2 bath 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space, making it feel incredibly Larger than it appears. This Home is nestled in the booming area Lehigh Acres, close to Buckingham Park, with Proximity to I-75, Shopping and More! This open concept Home comes with designer cabinets, Revwood wood plank flooring throughout the whole house, Quartz counters throughout, all Stainless Steel kitchen appliances, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped with automatic Sprinklers. You’re wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! Owning a new D. R. Horton Express series Home has never been easier, with several financing options. Come see what D. R. Horton has to offer, and the amazing Quality and Value we deliver. These homes move quick, so don’t miss out! Finishings may vary- images are representational only of the model home based in that community.

Key facts

• Quartz counters
• Designer cabinets
• Storm shutters

Tags

• CONCRETE BLOCK SMART HOME
• DESIGNER CABINETS
• REVWOOD WOOD PLANK FLOORING
• QUARTZ COUNTERS
• STORM SHUTTERS
• SMART HOME TECHNOLOGY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (25.2% below list).
• Recommended offer: $217k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents falling (-4.7%/yr); 1354 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $290k implies a 339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,896 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.9%
• Equity multiple: 0.12×
• Total profit: $-71,827
• Equity at exit: $43,240

10-year hold

• IRR: -39.7%
• Equity multiple: -0.36×
• Total profit: $-110,813
• Equity at exit: $25,074

Cash invested: $81,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1354
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-291

Break-even live

Break-even rent $2,537

Max offer price $247,943

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-190	+0% $-291	+5% $-391	+10% $-491
Rent	-10% $-462	-5% $-376	+0% $-291	+5% $-205	+10% $-119
Rate	-1.0pp $-145	-0.5pp $-217	base $-291	+0.5pp $-366	+1.0pp $-442

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	23d	1	0.15mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	4d	1	0.15mi
2906 65th St W Lehigh Acres, FL	3.0	2.0	1310	$2,175	$1.66	26d	1	0.22mi
2804 67th St Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	5d	1	0.32mi
2613 62nd St W Lehigh Acres, FL	3.0	2.0	1060	$1,900	$1.79	26d	1	0.32mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	26d	1	0.33mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	23d	1	0.35mi
6006 Dora Ave N Lehigh Acres, FL	3.0	2.0	1272	$2,061	$1.62	5d	1	0.37mi
2906 68th St W Lehigh Acres, FL	3.0	2.0	1239	$1,875	$1.51	26d	1	0.43mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	4d	1	0.47mi
3105 66th St W Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	26d	1	0.50mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	23d	1	0.51mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	5d	1	0.57mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	26d	1	0.59mi
5905 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	4d	1	0.61mi
2804 72nd St W Lehigh Acres, FL	3.0	2.0	1100	$1,550	$1.41	5d	1	0.61mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	14d	1	0.69mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	26d	1	0.70mi
3214 65th St W Lehigh Acres, FL	4.0	2.0	1209	$1,625	$1.34	26d	1	0.71mi
3113 71st St W Lehigh Acres, FL	3.0	2.0	1100	$1,760	$1.60	5d	1	0.74mi
1839 Lockhaven Ct Lehigh Acres, FL	3.0	2.0	1646	$2,100	$1.28	23d	1	0.77mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	18d	1	0.84mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	23d	1	0.97mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	26d	1	0.97mi
679 Windermere Dr Lehigh Acres, FL	3.0	2.0	1311	$2,175	$1.66	26d	1	0.99mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	26d	1	1.02mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	4d	1	1.03mi
2601 48th St W Lehigh Acres, FL	3.0	2.0	1200	$2,000	$1.67	26d	1	1.08mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	18d	1	1.08mi
3404 68th St W Lehigh Acres, FL	3.0	2.0	1458	$1,855	$1.27	5d	1	1.08mi
3406 68th St W Lehigh Acres, FL	3.0	2.0	1472	$1,875	$1.27	5d	1	1.10mi
3505 67th St W Lehigh Acres, FL	4.0	2.0	1389	$1,799	$1.30	18d	1	1.13mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	5d	1	1.15mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	26d	1	1.15mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	5d	1	1.16mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	26d	1	1.17mi
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	4d	1	1.17mi
1903 W 17th St Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	5d	1	1.27mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	26d	1	1.32mi
3502 72nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	18d	1	1.32mi

Listing history 10 events

1. 2026-03-30
   status Pending 1321-char remark

   Show marketing remark (1321 chars)

   Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is a 4 bed 2 bath 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space, making it feel incredibly Larger than it appears. This Home is nestled in the booming area Lehigh Acres, close to Buckingham Park, with Proximity to I-75, Shopping and More! This open concept Home comes with designer cabinets, Revwood wood plank flooring throughout the whole house, Quartz counters throughout, all Stainless Steel kitchen appliances, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped with automatic Sprinklers. You’re wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! Owning a new D. R. Horton Express series Home has never been easier, with several financing options. Come see what D. R. Horton has to offer, and the amazing Quality and Value we deliver. These homes move quick, so don’t miss out! Finishings may vary- images are representational only of the model home based in that community.

2. 2026-03-13
   price $289,999 1321-char remark

   Show marketing remark (1321 chars)

   Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is a 4 bed 2 bath 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space, making it feel incredibly Larger than it appears. This Home is nestled in the booming area Lehigh Acres, close to Buckingham Park, with Proximity to I-75, Shopping and More! This open concept Home comes with designer cabinets, Revwood wood plank flooring throughout the whole house, Quartz counters throughout, all Stainless Steel kitchen appliances, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped with automatic Sprinklers. You’re wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! Owning a new D. R. Horton Express series Home has never been easier, with several financing options. Come see what D. R. Horton has to offer, and the amazing Quality and Value we deliver. These homes move quick, so don’t miss out! Finishings may vary- images are representational only of the model home based in that community.

3. 2026-02-12
   price $309,999 1321-char remark

   Show marketing remark (1321 chars)

   Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is a 4 bed 2 bath 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space, making it feel incredibly Larger than it appears. This Home is nestled in the booming area Lehigh Acres, close to Buckingham Park, with Proximity to I-75, Shopping and More! This open concept Home comes with designer cabinets, Revwood wood plank flooring throughout the whole house, Quartz counters throughout, all Stainless Steel kitchen appliances, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped with automatic Sprinklers. You’re wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! Owning a new D. R. Horton Express series Home has never been easier, with several financing options. Come see what D. R. Horton has to offer, and the amazing Quality and Value we deliver. These homes move quick, so don’t miss out! Finishings may vary- images are representational only of the model home based in that community.

4. 2026-01-13
   listed $317,490 Active 1321-char remark

   Show marketing remark (1321 chars)

   Under Construction. Brand new concrete block smart home by America’s Builder!! The Freeport is a 4 bed 2 bath 1499 Square Feet under air, Open Concept/split bedroom plan, that maximizes the use of space, making it feel incredibly Larger than it appears. This Home is nestled in the booming area Lehigh Acres, close to Buckingham Park, with Proximity to I-75, Shopping and More! This open concept Home comes with designer cabinets, Revwood wood plank flooring throughout the whole house, Quartz counters throughout, all Stainless Steel kitchen appliances, Storm Shutters, and the latest Smart Home technology with a smart thermostat, smart door lock, video doorbell, smart garage controller, hands free commands and more. We also provide your homesite fully sodded and landscaped with automatic Sprinklers. You’re wonderfully open and inviting kitchen, with bar stool seating and complete open concept, is sure to be a hit with family and friends as a hub for entertaining! Owning a new D. R. Horton Express series Home has never been easier, with several financing options. Come see what D. R. Horton has to offer, and the amazing Quality and Value we deliver. These homes move quick, so don’t miss out! Finishings may vary- images are representational only of the model home based in that community.

5. 2026-01-12
   historical
6. 2025-10-23
   soldstatus $66,000
7. 2025-06-02
   price $21,900
8. 2025-03-19
   listed $22,000 Active
9. 2023-10-30
   soldstatus $12,000
10. 2023-09-06
    soldstatus $5,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,028
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$8,436
• Taxable loss: −$8,618
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $-1,419/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+5700.0% since first listed

10 events — show timeline

• 2026-03-30 Pending — NAPLESMLS
• 2026-03-13 Price Changed $289,999 NAPLESMLS
• 2026-02-12 Price Changed $309,999 NAPLESMLS
• 2026-01-13 Listed $317,490 NAPLESMLS
• 2026-01-12 Listing Removed — FORTMLS
• 2025-10-23 Sold (Public Records) $66,000 Public Records
• 2025-06-02 Price Changed $21,900 FORTMLS
• 2025-03-19 Listed $22,000 FORTMLS
• 2023-10-30 Sold (Public Records) $12,000 Public Records
• 2023-09-06 Sold (Public Records) $5,000 Public Records

Property tax history

+19.2%/yr

Latest (2025): $442 · +9.6% YoY. Source: county tax records.